2807 Anne St · Augusta-Richmond County consolidated government (balance), GA 30906

$92,000

2 bd · 1.0 ba · 800 sqft · SingleFamily public records · 3 Days on market

Built 1950 0.28 ac lot $115/sqft · 14% below area Est $107k · 14% under

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +26.2/30.0
• ARV discount +13.8/15.0
• DSCR +8.8/10.0
• 1% rule +7.0/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Investors Look! Instant Income! Seller open to up to $3000 in buyers closing cost help. New lease in place with excellent tenants Updated 2BR 1BA with large, fenced yard, currently leased thru July 2027 with long term excellent renters. Near Augusta Technical College. Easy access to shopping, dining, school, and the 520. Great first starter home too, that has had all major work and updating completed. Carpets replaced and repainted in 2022. New plank flooring in kitchen. Repainted cabinets. Sink Disposal, and all kitchen appliances convey. Newly installed steel door on back patio storage area with full size Washer and Dryer hookups. Bathroom updated with new vanity, sink, mirror, paint

Key facts

• New vanity
• Fenced yard
• Repainted cabinets

Tags

• FENCED YARD
• NEW PLANK FLOORING
• REPAINTED CABINETS
• NEWLY INSTALLED STEEL DOOR
• UPDATED BATHROOM
• NEW VANITY

Property features AI

Exterior

• Parking: 3 total parking spaces; 3-car garage; Gravel parking pad
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; One story; Entry level: 1
• Construction: Concrete, vinyl siding and frame construction
• Exterior features: Front porch; Rear porch; Fenced yard; Has view; Composition roof

Interior

• Kitchen: Refrigerator; Disposal; Cooktop; Electric water heater
• Bedrooms: Total rooms: 5
• Flooring: Carpet; Vinyl; Ceramic tile; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Ceiling fan(s); Electric forced-air heating
• Interior features: Window coverings; Smoke detector(s); Crawl space / no basement
• Laundry & utility: Washer/dryer location not specified

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $92k.

Deal economics

• At list price, monthly cash flow is $234 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).
• Cap rate 9.3% vs local median 5.3% in Augusta-Richmond County consolidated government (balance) — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Richmond County (urban): math 12% / reading 20% proficiency, ranked #154 of 174 in GA (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Glenn Hills Elementary School (math 2% / reading 8%, grade F, #1,160 of 1,228 statewide, top 98%, 393 students, 98% FRL) — zoned schools average 98% FRL vs 72% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.2%/yr); 364 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; 561 units permitted in Richmond County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $636 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Richmond County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 66% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,000

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
4. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
5. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.20% ✓
• Cap rate: 9.34%
• Cash-on-cash: 10.89%
• DSCR: 1.48
• GRM: 7.0

CMA / ARV

• ARV (median comp): $106,918
• List price: $92,000
• Delta: -11.15%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2807 Anne St	0.00mi	2/1.0	800 (0%)	1mo	$88,000	$110	99
2216 Martin Rd	0.35mi	2/1.0	800 (0%)	9mo	$109,000	$136	76
2225 Martin Rd	0.39mi	2/1.0	816 (+2%)	3mo	$68,198	$84	76
2325 Henry Cir	0.44mi	2/1.0	800 (0%)	10mo	$109,900	$137	71
2235 Bandler Rd	0.45mi	2/1.0	825 (+3%)	9mo	$105,000	$127	66
2307 Harding Rd	0.33mi	2/1.0	864 (+8%)	7mo	$50,000	$58	65
2229 Bandler Rd	0.46mi	2/1.0	768 (-4%)	15mo	$109,900	$143	60
2916 Whistler Ln	0.69mi	2/1.0	761 (-5%)	3mo	$73,625	$97	57
2922 Whistler Ln	0.70mi	2/1.0	752 (-6%)	4mo	$60,000	$80	54
2113 Richards Rd	0.37mi	2/1.0	900 (+12%)	12mo	$110,000	$122	52
2912 Hummingbird Lane Ln	0.67mi	2/1.0	752 (-6%)	15mo	$70,000	$93	46
2920 Shelby Dr	0.65mi	3/1.0 (+1)	872 (+9%)	16mo	$112,000	$128	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -3.5%
• Equity multiple: 0.87×
• Total profit: $-3,238
• Equity at exit: $13,717

10-year hold

• IRR: 2.5%
• Equity multiple: 1.15×
• Total profit: $3,930
• Equity at exit: $7,954

Cash invested: $25,760 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Georgia: 90 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

Magistrate court evictions in 10-30 days; no rent control; preempted; few tenant protections.

Methodology + full state rankings →

ZIP-level market 30906

• Home prices YoY: -21.6%
• Rents YoY: -0.2%
• Active inventory: 364
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,103 high
• Mortgage (P&I): −$482
• Tax from tax record: −$117 /mo · $1,399/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $234

Break-even live

Break-even rent $807

Max offer price $92,000

Occupancy floor 74%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $23,000
• Closing costs: $2,760
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2910 Richmond Hill Rd Augusta, GA	2.0	1.0	1000	$900	$0.90	44d	3	0.20mi
2119 Lumpkin Rd Augusta, GA	2.0	1.0–1.5	974	$912	$0.94	21d	6	0.30mi
526 Richmond Hill Rd W Augusta, GA	1.0	1.0	770	$810	$1.05	14d	1	0.70mi
2438 Lumpkin Rd Augusta, GA	3.0	1.0	864	$1,500	$1.74	23d	1	0.71mi
2235 Woodward Ave Augusta, GA	2.0	1.0	773	$895	$1.16	44d	1	0.88mi
2544 Dover St Unit 2544 Augusta, GA	3.0	1.0	888	$900	$1.01	44d	1	0.96mi
2824 Thomas Ln Augusta, GA	2.0	2.0	960	$950	$0.99	44d	1	1.11mi
1822 Catalina Dr Augusta, GA	3.0	1.0	888	$1,350	$1.52	23d	1	1.12mi
1822 Catalina Dr Augusta, GA	3.0	1.0	888	$1,350	$1.52	44d	1	1.12mi
2820 Thomas Ln Augusta, GA	2.0	2.0	960	$950	$0.99	44d	1	1.12mi
2816 Thomas Ln Augusta, GA	2.0	2.0	960	$950	$0.99	14d	1	1.13mi
3018 Acorn Rd Augusta, GA	2.0	1.0	962	$1,115	$1.16	23d	1	1.13mi
2111 Cadden Rd Augusta, GA	3.0	1.0	1100	$1,150	$1.05	44d	1	1.13mi
3211 Kevin Dr Augusta, GA	3.0	1.5	1005	$1,275	$1.27	44d	1	1.13mi
3211 Kevin Dr Augusta, GA	3.0	1.5	1005	$1,275	$1.27	23d	1	1.13mi
2810 Thomas Ln Augusta, GA	2.0	2.0	1030	$975	$0.95	44d	6	1.15mi
2663 Thomas Ln Augusta, GA	2.0–3.0	2.0–2.5	1250	$1,063	$0.85	23d	3	1.17mi
2818 Gordy Rd Augusta, GA	2.0	1.0	888	$825	$0.93	44d	1	1.18mi
2205 Southgate Dr Augusta, GA	1.0–2.0	1.0–1.5	770	$1,099	$1.43	14d	7	1.19mi
2006 Denmark Dr Augusta, GA	3.0	1.0	1033	$1,100	$1.06	44d	1	1.23mi
2006 Denmark Dr Augusta, GA	3.0	1.0	1033	$1,100	$1.06	44d	1	1.23mi
2932 Abelia Dr Augusta, GA	3.0	1.0	888	$1,100	$1.24	44d	1	1.27mi
2020 Garr Dr Augusta, GA	3.0	1.0	1100	$1,200	$1.09	14d	1	1.43mi

Listing history 18 events

1. 2026-05-14
   status Pending 1221-char remark
2. 2026-05-11
   price $92,000 1221-char remark
3. 2026-05-11
   historical
4. 2026-04-20
   listed $95,000 Active
5. 2026-04-20
   listed $94,000 Active 1221-char remark
6. 2026-03-19
   historical
7. 2026-03-19
   historical
8. 2026-02-01
   price $94,500
9. 2026-01-20
   price $96,500
10. 2026-01-11
    price $97,500
11. 2026-01-08
    listed $94,500
12. 2026-01-08
    listed $101,500 Active
13. 2023-09-17
    historical
14. 2023-09-17
    historical
15. 2023-08-22
    listed $101,900
16. 2023-08-22
    listed $101,900
17. 2022-02-15
    soldstatus $60,500
18. 1987-11-01
    soldstatus $30,063

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast GA · Resets to sale price

• Current annual tax: $1,399 · $117/mo
• Projected year-2 tax: $1,399 · $117/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,232
• − Mortgage interest: −$5,153
• − Property taxes: −$1,399
• − Insurance: −$460
• − Repairs & maintenance: −$1,059
• − Management: −$1,059
• − Depreciation: −$2,676
• Taxable income: $1,426
• Est. tax owed @ 24.0%: −$342
• After-tax cash flow: $2,462/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Richmond County
• NCES district ID: 1304380
• Math proficiency: 12% ▼ -9.00%
• Reading proficiency: 20% ▼ -6.00%
• Median HH income: $38,069
• Composite: 13.43/100
• National rank: #9524
• State rank: #154 of 174 in GA

Livability — Augusta-Richmond County consolidated government (balance)

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Augusta-Richmond County consolidated government (balance), GA
• County: Richmond County · 190,917 people
• City population: 154,035
• Metro: Augusta-Richmond County, GA-SC
• Population (ZIP): 60,423
• Household income: $45,999
• Rent vs Own: 46.5% rent · 53.5% own
• Severe rent burden: 3363.0

Population outlook (Richmond County) Hauer SSP2

• Today (2025): 200,753 people
• By 2030: 200,232 · -0.3%
• By 2040: 196,813 · -2.0%
• By 2050: 190,347 · -5.2%
• By 2075: 172,496 · -14.1%
• By 2100: 146,284 · -27.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (64%)
• Race & ethnicity: Black 64% White 27% Two or more races 5% Hispanic / Latino 5%
• Common ancestry: Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 1%

Political lean MEDSL · Richmond

• 2024 margin: Solid D (+36.1) · D 67.8% · R 31.7%
• 2008→2024 swing: +4.3pp toward D · 2008: 31.8pp · 2024: 36.1pp
• All cycles: 2024: D+36.1 2020: D+37.2 2016: D+32.4 2012: D+33.8 2008: D+31.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -58.99%
• Current HPI: 213.5733
• Rent YoY: ▼ -0.25%
• Metro: Augusta-Richmond County, GA-SC
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

Industry mix (Fortune 500 HQ in GA)

Industry	F500 HQs	Revenue
▸Paper / Packaging	2	$29B
▸Retail	1	$160B
▸Transportation / Logistics	1	$91B
▸Airlines	1	$62B
▸Consumer Goods	1	$47B
▸Utilities	1	$25B

Price history

+192.7% since first listed

19 events — show timeline

• 2026-05-26 Sold (MLS) $88,000 Hive MLS
• 2026-05-14 Pending — Hive MLS
• 2026-05-11 Price Changed $92,000 Hive MLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-04-20 Listed $95,000 Hive MLS
• 2026-04-20 Listed $94,000 Hive MLS
• 2026-03-19 Listing Removed — Hive MLS
• 2026-03-19 Listing Removed — Hive MLS
• 2026-02-01 Price Changed $94,500 Hive MLS
• 2026-01-20 Price Changed $96,500 Hive MLS
• 2026-01-11 Price Changed $97,500 Hive MLS
• 2026-01-08 Listed $101,500 Hive MLS
• 2026-01-08 Listed $94,500 Hive MLS
• 2023-09-17 Listing Removed — Hive MLS
• 2023-09-17 Listing Removed — Hive MLS
• 2023-08-22 Listed $101,900 Hive MLS
• 2023-08-22 Listed $101,900 Hive MLS
• 2022-02-15 Sold (Public Records) $60,500 Public Records
• 1987-11-01 Sold (Public Records) $30,063 Public Records

Property tax history

+3.6%/yr

Latest (2025): $1,399 · +34.5% YoY. Source: county tax records.